Homes are continuing to sell at almost the same pace as they did a year ago, at an average of 33 days, despite the disruption from the Middle East conflict, it has been revealed.

The latest data from Zoopla also shows house prices are up 1.3% year-on-year, despite higher mortgage rates and weaker consumer confidence weighing on the market.

Homes are taking just one day longer to sell than last year.”

Richard Donnell (main picture), Executive Director at Zoopla, says: “Homes are taking just one day longer to sell than last year. It is a clear sign that people who need to move are getting on with it.”

He adds that buyer demand has rebounded after Easter to its highest level since the conflict began, supported by lenders beginning to reduce mortgage rates.

Agreed sales are also holding up well, running just 3% below last year, while buyer enquiries are down slightly at 2% year-on-year, with activity rebounding since Easter.

In addition, there are 5% more homes for sale than a year ago, which is increasing choice for buyers and helping sustain transaction levels as sellers continue to list.

Southern slowdown

However, Zoopla reports that there is more evidence of a slowdown in the southern markets. London is seeing the biggest change, with homes taking six days longer to sell, particularly in areas more reliant on first-time buyers who are facing higher borrowing costs and Stamp Duty pressures.

Looking ahead, Zoopla is forecasting modest growth of around 1% to 1.5% in 2026, provided mortgage rates stabilise. It adds, however, that any renewed upward pressure on rates or household finances could have an impact on demand later in the year.

Industry reaction

Tom Bill, Head of UK Residential Research at Knight Frank, says: “The impact of the Middle East conflict on the UK housing market has not yet fully materialised. The disappearance of sub-4% mortgages, a looming inflationary hump caused by higher energy costs, and a government reportedly considering responses like rent controls mean the impact will linger for much of this year. That will keep downwards pressure on prices and, to a lesser extent, transaction volumes.”

Nathan Emerson, CEO of Propertymark, says: “On the ground, our agent members are reporting a market that’s holding together better than many expected, but with very different conditions depending on location and buyer type. Well-priced homes are still moving quickly, but in first-time buyer hotspots, especially across outer London, agents are seeing hesitation creep in as affordability pressures bite.

“What’s notable is the rebound in enquiries post-Easter, which suggests underlying demand hasn’t disappeared, it’s just more price-sensitive and cautious. For property professionals, this means sharper pricing strategies, clearer communication with sellers, and more support for buyers navigating higher upfront costs.

“This isn’t a stalled market, it’s a more selective one, and agents are working harder on behalf of buyers and sellers to keep transactions progressing.”

Iain McKenzie, CEO of The Guild of Property Professionals, says: “The latest Zoopla HPI underscores just how resilient the UK housing market remains, even against a backdrop of geopolitical tension and elevated borrowing costs. A marginal increase of just one day in the average time to sell, is a clear indication that activity has held firm despite two months of conflict in the Middle East and continued mortgage rate pressures.

“What we’re seeing is a market that is behaving rationally rather than reactively. Needs-based buyers and sellers are continuing to transact, underpinning overall stability, while more discretionary movers are understandably taking a more measured approach as they assess pricing and wider economic signals.

“While inflationary pressures and global uncertainty continue to influence sentiment, there are early signs of improving conditions. Mortgage rates have begun to stabilise in recent weeks, and with swap rates easing, lenders are starting to reintroduce more competitive fixed-rate products. This is already feeding into a modest rebound in buyer demand, with enquiries picking up post-Easter.

“Looking ahead, the direction of interest rates will be crucial. However, the data suggests that the market is not only holding steady but is well-positioned to respond positively as financial conditions gradually improve.”

Jeremy Leaf, north London estate agent and a former RICS residential chairman, says: “Housing market activity is proving more resilient than we dared hope as war in the Middle East continues for longer than originally anticipated.

“However, the amount of available property in our offices – particularly flats – is keeping prices under control and resulting in more protracted transactions as buyers flex their muscles.

“Worries about the direction of travel for interest rates and the cost of living mean more price-sensitive purchasers are taking their time before submitting offers in expectation the after-effects will linger for considerably longer even if hostilities end soon.”